4,301 SQFT - 40 ACRES - 5 BED - 6 BATH - $1,750,000
6800 Reeder Mesa Road
WIDE OPEN SPACES, GRAND MESA VIEWS & ENDLESS OPPORTUNITY
WIDE OPEN SPACES, GRAND MESA VIEWS & ENDLESS OPPORTUNITY
6800 Reeder Mesa Road
Two purchase structures have been prepared to provide flexibility for ownership transition and continued ranch operation.
Seller Supported Transition Package
Base sale price established at $1,750,000
Seller occupancy in ADU apartment for up to one year
Storage use of heated wood shop and barn/shop areas
Ranch advisory support provided to assist with property operations
Underground utility documentation and as-built plans transferred to buyer
Optional owner-representative services offered for improvement projects
Credits included:
ADU / Apartment rent credit
Shop / Barn storage credit
Moving assistance credit
Final adjusted sale price: $1,702,400
6800 Reeder Mesa Road
An experienced local rancher is available to lease and actively manage up to 35 of the property’s irrigated acres, allowing the new owner to focus on as little of 5 acres of direct involvement. The land stays productive, the pastures remain maintained and the buyer retains full ownership while scaling their involvement on their own timeline.
Managed Ranch Option
Keeps pasture maintained and in production
Reduces the time and labor required from the owner Supports consistent land management and upkeep
Allows flexibility to scale up operations over time Preserves the long-term value and usability of the property
6800 Reeder Mesa Road
The property includes multiple planned improvement concepts intended to enhance functionality and support long-term ranch living.
Utility kitchen and laundry relocation concept
Walk-in closet remodel adjacent to rear main-level
bedroom
Barn horse stall additions
Overhead structural storage floor within barn/shop
structure
Owner-representative services are offered for:
Remodel planning
Permit preparation
Contractor coordination
Construction supervision
Certificate of occupancy process
All labor and materials would be contracted directly by the buyer.
6800 Reeder Mesa Road
MAIN HOUSE IMPROVEMENT CONCEPTS
MAIN HOUSE IMPROVEMENT CONCEPTS
Conceptual plans have been prepared to improve main house functionality and workflow.
Primary focus areas include:
Laundry relocation and reconfiguration
Utility space improvements
Enhanced storage layout
Interior reconfiguration for improved usability
Multiple laundry layout options were developed to provide flexibility depending on owner preference and future use. These concepts are illustrated in the accompanying floor plan drawings.
6800 Reeder Mesa Road
Barn improvement concepts focus on expanding equestrian functionality while maintaining operational workspace and storage.
970
boebobby@rocketmail
bobby.brayandcosearch.com
Proposed features include:
Multiple horse stalls integrated into existing structure
Partial barn roof replacement underway: works
scheduled/budgeted at approx. $10,000.
Heated and insulated work areas
Dedicated tack room
Overhead structural storage floor
Improved circulation and access throughout barn
Conceptual drawings include:
Barn stall floor plans
Isometric model views
Storage floor and railing concepts
Interior and exterior perspectives
These plans demonstrate how the existing barn can be adapted for expanded equestrian use while preserving flexibility for storage and ranch operations.
Boiler
Included
Purchase option proposal documentation
Main floor laundry layout options
Barn stall floor plans and model views
Building site plot plans
Irrigation layout drawings
Mechanical specification sheets
AProperty That Keeps Getting Better
Included Upgrades & Added Value for the Incoming Owner
This property represents outstanding value at its listed price and the current owners have gone above and beyond to ensure the next steward steps into a home that's truly ready to work for them from day one The mechanical upgrades detailed below have been completed or purchased on behalf of the incoming buyer, adding nearly $19,000 in real, documented value
Domestic Hot Water System Fully Refreshed
In December 2025, both boiler sidearms the stainless steel domestic hot water tanks that supply the home were replaced with brand-new units This is the kind of foundational upgrade that gives a new owner genuine peace of mind, knowing the hot water system is fresh, efficient, and worry-free from the moment you take the keys
$7,763 12
Boiler System — Comprehensive Maintenance Overhaul
Completed alongside the new sidearms, a thorough mechanical servicing of the entire boiler system was performed. Every component was evaluated, and anything less than optimal was replaced or rebuilt:
New main sidearm piping with dedicated hot and cold water shutoffs a practical addition for garage use and a variety of ranch applications
Two brand-new expansion tanks replacing the existing units
New water pressure intake valve for reliable, consistent pressure regulation
One new Grundfos circulating pump with shutoff valve, professionally installed
One additional Grundfos pump kept on-site as a ready spare exactly the kind of forward thinking that matters on a working property
Automatic air remover fully rebuilt and restored to like-new condition
Multiple system valves replaced throughout
Valving re-wired and miscellaneous repairs completed
Here's where this property truly shines.The existing Burnham boiler 38 years old and still running is being fully replaced with a state-of-the-art IBC VX199 High-Efficiency Boiler, featuring a 95%AFUE rating with MFZ technology.The unit has already been purchased and is on-site at the property.
The sellers have made a thoughtful and generous decision: rather than installing the new boiler before the sale, they will complete the installation after closing, at their own expense This means the new owner receives the full manufacturer's warranty from day one of ownership a significant advantage that a pre-closing installation simply couldn't offer
Once a purchase contract is signed, a proposal from a licensed HVAC contractor will be obtained.That installation amount will be held in trust at the title company until the work is complete, giving the buyer full assurance the job gets done right
That's nearly $19,000 in water heating and boiler infrastructure much of it brand new, all of it directly benefiting the next owner. On a working ranch, reliable and efficient systems aren't a luxury they're the backbone of daily life This seller has done the hard work so you don't have to
HIGH EFFICIENCY CONDENSING BOILERS
IBC Control at your fingertips
All VX™ Boilers use our V-10Touch Screen boilercontrol which features the latestin advance control technology and software
Easy to setup and monitor Features include: Express Setup, Diagnostics & Intuitive Alert System with plain English Warnings & Error Messages, no boiler has ever been easier to use!
Easy to use boiler control
A Unique Balance of Performance, Efficiency and Value
NEW V-10 CONTROL INTERFACE
•
MORE BUILT-IN FEATURES
• Built-in 4 zone pump or valve control
•
Express setup - program your boiler in seconds
Remote monitoring & diagnostics
Easy USB programmability
Instant visibility - Intuitive alert system with detailed error messages
Visible flame current data for troubleshooting
Simplified load combining Cascade up to 4 units
MAXIMUM PERFORMANCE
•
HYDRONIC
TECHNOLOGY
95% A.F.U.E. Reduce operating costs and heat your home faster State-of-the-art, fully automated, ASME, 439 grade, SS firetube heat exchanger 100% factory tested Turndown ratio 6.5:1 means you have the power to heat your home during the coldest weather, yet reduce short cycling when the weather is mild North American built. All VX models are designed, engineered andassembledin British Columbia
• In addition to the primary control – 5 pumps
• Replaces the need for external zone control
• MFZ Technology: Patented moisture management system Protects and ensures long life for all boiler components
• Reverse flow detection
• Built-in outdoor reset control of water temperature
• Built-in CSA/UL approved low water cut-off and manual reset high limit
• Unmatched safety features
• Connect your IBC Indirect Water Heater to the VX™ for all your home heating needs THE LATEST IN
EASY TO INSTALL AND SERVICE
Universal parts. With only one fan and one controller servicing all models just got a lot easier PVC/CPVC/PPs approved Longest combined vent lengths – Up to 200 ft with 2” and 480 ft 3”
Fuel conversion kits included in all models
Easy to inspect Heat exchanger featuring a condensate drainingsystemthat cleans asitheats
Accessories
SPECIFICATIONS
CSA Input (Natural Gas or Propane) - MBH
CSA Input (Natural Gas or Propane) - kW
CSA Output (Natural Gas or Propane) - MBH
CSA Output (Natural Gas or Propane) - kW
AFUE (Certification Pending)
Min Gas Supply Pressure (Nat Gas or Propane) – inch w c
Max Gas Supply Pressure (Nat Gas or Propane) – inch w c
Ambient Temperature – Low (F/C)
Ambient Temperature – High (F/C)
Max relative humidity (non-condensing)
Min water Temperature (F/C)
Max water Temperature – (electronic high limit) (F/C)
Max ∆T - supply/return (electronic fence) (F/C)
Max Water Temperature Lockout Limit (F/C)
Power (120Vac/60Hz) @ full fire - watts (without pumps)
Weight (empty) – lbs/Kg
Pressure Vessel water content – USG/Liters
Max boiler flow rate - USgpm
Min boiler flow rate - USgpm
Max Operating Water Pressure - psig *
Min Operating Water Pressure - psig
Relief valve pressure - psig
Approved installation altitude (Ft)
Max equivalent vent length (each side)
Maxequivalentventlength (each side) 2”
House Purchase Option “A”
Price of Property to be $1,750,000 with the following agreement of price credit’s w/details per each:
Weber’s stay in the ADU apartment for up to one year with an allowed credit value of $21,600 to be deducted from the total price of property
This is a lump sum deduction and covers the apartment rent for up to one year with no rebates back to the Weber’s if they leave earlier than a year
The Weber’s will act as Ranch advisors to the buyer with their knowledge of the best way to manage the ranch property to its best potential.
The Weber’s have maintained a photographic and video library of most underground utilities, these will be made available to the buyer to keep for future information.The Weber’s will also produce an “As Built” set of plans of the property that delineates, to the best of their knowledge and memory, the location of all underground utilities that will go along with the photo and video library
If buyer decides to have the new utility Kitchen & Laundry in the first garage bay, as designed by Rick Weber, both Rick & Linda will offer a “No Fee” option of being the buyer’s “Owner’s Representatives” for the completion of the remodel plans, preparation of Building and Planning plans and Permits, Supervision of the needed work to complete remodel, and filing for a “Certificate of Occupancy” once completed The buyer will pay, possibly out of her above rent credit, for all work that is to be completed for materials and labor of sub-contractors.All contractor & material suppliers will be contracted to the buyers not the Weber’s.The Weber’s, as Owner Rep’s, will obtain contracting and material cost estimations for the buyer’s approval before any materials, labor, and/or contractor fees Will take place The Weber’s plan at this time to perform all layout of the work to be completed, and will perform some, if not all of the framing, if there are no health issues to prevent it (i.e. shoulder injuries).
The internal remodel work, as described above, can start as soon as the property closes and the buyer is the new owner.Temporary heat may be needed for winter work operations, as in the rear house garage area and barn / shop building.
If the buyer decides to have the Walk-In Closet remodel to be built into the rear storage garage off the rear main level bedroom, as drawn by Rick Weber, this work will also be performed as detailed in the above paragraph.
Weber’s to utilize the current heated wood shop and portion of the unheated shop / barn structure for storage of their personal belongs, tools & other equipment, current RV, & two vehicles, for up to one year, with an allowed value of $18,000 to be deducted from the total price of property
This is a lump sum deduction and covers the storage rent for up to one year with no rebates back to the Weber’s if they leave earlier than a year
If the buyer decides to have the new Horse Stalls added to the shop / barn structure, including the overhead structural storage floor, as designed by Rick Weber, both Rick & Linda will offer a “No Fee” option of being the buyer’s “Owner’s Representatives” for the completion of this project.
It is the intention of both the buyer and the Weber’s for the above agreement as both parties will see, and realize, a definite benefit for this arrangement. It is the intention of the Weber’s, once the Colorado property purchase is closed, is to travel to Idaho and complete their purchase of property and complete the process for their new home to be built, then return to Whitewater and live in the 6800 Reeder Mesa Rd.ADU / Apartment, and store their belongings, and have a place for their two horses, until said property with new home construction to be completed in Idaho, then move to Idaho upon that event
Totals of Reeder Mesa View Ranch property;
Original Sale Price $1,750,000
/Apartment Rent Credit - 21,600
/ Barn Storage Credit - 18,000
Credit - 8,000 Total Final Sale Price $1,702,400
Note, Realtors will agree to charge their fees based on the Final Sale Price to make this offer in full standing